A large portion of Florida’s economy relies on tourism, especially as major Orlando-area theme parks including Universal Studios Florida and Walt Disney World.

But the parks — which employ an estimated 110,000 people collectively — are also facing headwinds due to their employees’ struggles to afford housing, and now both NBCUniversal and The Walt Disney Company — owners of the major parks — are aiming to address it, according to reporting from Bloomberg.

For Universal Studios employees, the owners of the park are seeking to construct a 1,000-unit mixed-use development slated to open in 2026 that would promise a short commute to the Universal Orlando Resort, which is also aiming to open a full-scale third theme park called “Epic Universe” next year.

“To launch the project, Universal donated 20 acres of land adjacent to the Orange County convention center,” the Bloomberg report reads. “Called Catchlight Crossings and built in partnership with local developer Wendover Housing Partners, the project broke ground in November.”

Disney is also looking to get more involved in housing its employees, announcing in 2022 that it would “donate 80 acres for a proposed 1,450-unit affordable development a few miles to the southwest,” Bloomberg reported. “Also set to open in 2026, the project would be built near Flamingo Crossings Village, a campus for participants in Disney’s college internship program that also leases units to some Disney World cast members.”

The company also announced significant new investments in its Parks, Experiences and Products segment, expecting to “nearly double capital expenditures over the course of approximately 10 years to roughly $60 billion, including by investing in expanding and enhancing domestic and international parks and cruise line capacity,” the company said last September.

Both companies have faced criticisms in recent years for underpaying their theme park employees, especially as housing costs have risen precipitously.

“The average tenant in the [Central Florida] region saw their monthly rent jump by $600 between early 2020 and early 2023,” Bloomberg reported. “According to the National Low Income Housing Coalition, the Orlando-Kissimmee-Sanford metro area has one of the worst affordable housing shortages in the U.S., with only 15 available units for every 100 extremely low-income renter households.”



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Change is on the horizon. For what felt like a moment in time, buyers enjoyed the luxury of being incredibly picky, carefully selecting what felt like their dream homes in a market that had shifted towards more favorable conditions. While I hate to be the bearer of bad news, that era is almost most definitely drawing to a close.

With the coming together of interest rate drops, the persistent, continued low inventory levels and 2023 being recorded as the slowest year for U.S. home sales in nearly 30 years as high mortgage rates frustrate buyers, the market is reshaping real estate once again, placing buyers on the back foot and swinging the pendulum back to favoring sellers.

The changing tides

Previously, buyers were able to look for over a month, as average days on market continued to climb. There was a more laid-back approach to the market with interest rates so high. Well into January, we are already seeing properties go under contract in the first weekend with multiple offers. While it is not to the level of our markets with 2% and 3% interest rates, it is a huge turnaround for those who were looking while the interest rates were hovering on or near 8%.

The era of buyers collectively being an exceptionally picky bunch therefore is approaching its end. Interest rates, a key determinant of the real estate market’s health, are on a downward trend. This decline, coupled with the aforementioned low inventory levels, is set to rekindle suppressed buyer demand. Real estate agents need to brace themselves for a shift as we witness a market more reminiscent of previous pandemic years.

As we get into 2024, if interest rates touch the 5% mark, we can assume a market that heavily favors sellers. Buyers who grew accustomed to taking their time and being discerning will find themselves in a more challenging environment. This shift is indicative of a return to a more balanced market, with sellers holding sway over the limited available inventory.

Will we get more inventory? 

The strategy has changed for buyers. Where previously we could look for a home on a scale of 1-10 that was a 8-9, now we are looking at 6-7. The perfect home doesn’t really exist and finding a forever home in a market similar to this one is extremely difficult unless a buyer is willing to pay.

It’s a delicate balance between interest rates and equity. If rates drop and equity levels rise, homeowners may be more inclined to release their properties into the market, capitalizing on the accrued equity to offset higher interest rates. This equilibrium requires strategic planning and effective communication with potential sellers.

The second avenue for expanding inventory is new construction. Unfortunately, we all know the demand for housing has far outpaced the ability to build at a comparable rate. The real estate industry must keep up with the big appetite for housing.

While building can contribute to increased inventory, it alone cannot bridge the gap between demand and supply. Real estate agents should keep an eye on new developments and leverage these opportunities to meet the evolving needs of their clients.

Managing expectations

The way to shift strategy is to move from looking for properties that are perfect for a buyer to looking for a great equity buy that makes sense for the buyer for the next 3-5 years, rewarding them at the time of sale with a large chunk of equity that they would have lost while renting.

Real estate professionals need to prepare for a year of appreciation, with property values likely to see an uptick. As buyers face a more competitive market, this shift once again requires real estate agents to adjust their strategies and comes with a hefty dose of managing client expectations. Educating buyers about the changing market conditions and helping them adapt to one that favors sellers will be a big portion of the work for agents.

The days of buyers being overly picky are ending, my friends, giving way to a seller-centric market driven by dropping interest rates and constrained inventory. Real estate agents must embrace this shift, proactively addressing the challenges and capitalizing on the opportunities it presents. That’s the name of the game in real estate. 

Bret Weinstein is the CEO and founder of Guide Real Estate in Denver, Colorado.



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It’s been nearly four years since COVID-19 burst onto the global stage. We’ve returned to normal, but “normal” just doesn’t mean what it used to.  

Domestically, Americans are feeling worn out. Social tensions are high and have been for a couple of decades. Conservatives and the right wing waste no time in blaming it on the commander-in-chief. Meanwhile, the left repeatedly insists not enough is being done by the government, pointing to healthcare, education, and housing as some of the issues where further intervention is needed.

However, both parties largely fail to grasp the full scope of the issue, including its root cause: money, and specifically, global money.

We’ve looked at money and interest rates, and examined the banking system and the ways in which it multiplies or fails to multiply money. Let’s consider monetary history to see if we can avail ourselves of some deeper insights into exactly what’s ailing the American economy.

The Last Update

Like many other facets of society, the contemporary history of money starts with the conclusion of World War II. In the summer of 1944, the Allies were increasingly confident in their eventual victory and held a conference for the purpose of determining how a global monetary system would be organized in a postwar world. 

For three weeks in July, 730 delegates from 44 countries deliberated in the New Hampshire town of Bretton Woods. The conference would come to be known by this name. These delegates considered the monetary turmoils of the previous two decades in their design of this new system.

In the throes of the Great Depression, many nations, including the great powers of the United Kingdom, the United States, and France, came to break their fidelity to gold. They did this to make their own currencies cheaper, with the hopes of incentivizing spending and thereby spurring growth. Currency devaluation has the added benefit of effectively making a nation’s own exports cheaper, which gives it a competitive edge in international trade. 

When nations devalue their currencies in response to one another, it’s called competitive devaluation. It was a recurring cause of aggravations throughout the 1930s.

The delegates also knew that gold standard money would be too difficult. If every nation used a gold standard for their money, there would be no global currency for trade. This means that if Mexico wanted to trade copper to Norway in exchange for salmon, Mexico would inconveniently need to maintain a reserve of Norwegian kroner, and the Norwegians would need to do the same with Mexican pesos. 

And these countries would have to do that for every nation they wanted to trade with. Either that, or they’d have to exchange currencies directly in gold, which is expensive, hazardous, and slow.

So what was the middle ground between a stable-value currency system and an efficient currency system? Legendary British Treasury economist John Maynard Keynes proposed a currency system he called Bancor. Bancor would function as a neutral currency overseen by an international central bank, with nations settling their Bancor balances periodically at a fixed exchange rate. Occasionally, a nation’s exchange rate could be adjusted to reflect changes over time in the value of a nation’s currency.

Bancor is what’s referred to as a “balance of payments” currency system—one in which the value of a nation’s currency changes in value in accordance with its trade balance.  More exports mean the currency appreciates. More imports mean the currency depreciates.

But the American delegation rejected the Bancor system. What was decided on instead was the adoption of the U.S. dollar as the global reserve currency. 

The arrangement was that individual nations would maintain an exchange rate with the U.S. dollar, and the United States would maintain a gold standard by pledging to redeem U.S. dollars from foreign governments for gold at $35/ounce. This would seem to have solved the currency reserves problem while still featuring a strong store of value through the inclusion of gold—a seemingly elegant system.

The Exorbitant Privilege

With the U.S. dollar established as the global reserve currency, the United States found itself in an interesting economic position. The Bretton Woods system meant that global nations, banks, and businesses would always be in need of more dollars as their economies grew larger. This need would cause foreign exports to be cheaper in dollar terms.  

The dollars were naturally flowing from where they were plentiful to where they were scarce, in the same way gas flows from a high-pressure to a low-pressure environment. And all this was in exchange for foreign goods and services.

This tailwind to the American consumer’s purchasing power would be termed the “exorbitant privilege”: the benefit of foreign producers, all competing to sell their goods for the currency that Americans had in relative abundance. But there was a flaw.

An Incipient Problem

The Bretton Woods system suffered from a problem that would come to be known as the Triffin dilemma. Named after Robert Triffin, the economist who would present the issue to the U.S. Congress in 1959, the Triffin dilemma described the tension experienced by the U.S. dollar as the global reserve currency.

Triffin explained that being the global reserve currency meant that the U.S. dollar had to supply enough of itself to meet the currency demands of global commerce. The global need for dollars meant that U.S. manufacturers would be exposed to foreign competition. The Bretton Woods system was having the effect of urging the U.S. to consume more than it produced, and even to borrow money to finance more consumption. Essentially, the U.S. consumer was “forced” to purchase exports instead of domestically produced goods—all to move dollars around the world to the places where commerce needed them.

Money in the Shadows

As foreign economies grew larger, they wanted to hold more U.S. dollars. Naturally, some foreigners wanted to lend their saved dollars in their own country, where dollar demand was high. Others wanted a way to source dollars without direct transactions with the U.S.  

If this sounds familiar, it’s because I’m describing banking, but with one important detail: It all took place outside the United States, with dollar deposits held in foreign countries outside the U.S. banking system.

Dollars held in this manner are called Eurodollars. The term doesn’t have anything to do with the euro currency used today. The “Euro-” prefix in the term simply means offshore, or abroad.

Its first usage was describing U.S. dollar deposits held in Europe, but the term can apply to any location. Euroyen are Japanese yen held outside Japan, Eurosterling are British pounds sterling held outside the U.K., and I am happy to share with you that, yes, Euroeuros are European euros held outside the Eurozone.

As all of this Eurodollar finance took place, Triffin observed a burgeoning supply of U.S. dollars held abroad. The Federal Reserve, responsible for keeping track of the size of the global money supply, became increasingly aware of its inability to account for this “shadow money” being lent, spent, and multiplied overseas.

This presented the United States with another problem: The Treasury was still obligated to redeem dollars for gold at a rate of $35/ounce. However, its gold reserves were dwarfed by the U.S. dollars created by this offshore banking system. As more and more foreign governments came for gold, the U.S. gold reserves were depleted.

A Doomed Alliance

One attempt to answer this problem was the London Gold Pool. It was an agreement formed in 1961 between the U.S. and a group of European nations to contribute to a central supply of gold that would be used to help stabilize the price of gold in the London market. The U.S. was the senior partner in this arrangement, contributing 50% of the pool’s supply. It was essentially an effort on the part of the U.S. and other nations in the global monetary “core” to put more gold behind the global money supply.

But it wasn’t enough. The participants had originally intended to implement an apparatus through which they could impart stability to the monetary system. But as the global monetary system continued to grow larger, the effects went in reverse. 

The apparatus designed to impart stability to the global monetary system began to imperil the actors working to stabilize it. Instead of transmitting stability from the participants through to the global money supply, it was transmitting instability from the global money supply through to the participants.

France, aware of the direction things were going, withdrew from the agreement and repatriated much of its gold in the summer of 1967. In the fall, the British pound sterling was swiftly devalued in an episode of speculative attack. The pool collapsed that following March. Its members had neither the will nor the means to continue supporting it.

image showing gold reserves
Source: CEICData.com

The Final Nail

Most people know what happened next: On Aug. 15, 1971, President Richard Nixon announced that the United States would no longer honor its promise to exchange gold for dollars. It was a decision that shocked the world. In the years immediately following, the price of gold increased in value by a factor of almost five.

gold price over time
Source: Macrotrends.net

Most people don’t understand that this decision wasn’t made so that the U.S. could become a profligate, irresponsible spender. As the proliferation of Eurodollars helps us understand, the dollar-gold peg wasn’t simply broken in a day. It was a system that was placed under increasing strain over a long period of time until, finally, it was no longer manageable. In all sensibility, it was unrealistic to expect the U.S. to continue to supply its gold to the international community at the relatively low price of $35/ounce.

1971 was the year that the U.S. publicly shirked the full responsibility of global money. Little did anybody know that it was ceding control of the global money supply to the invisible hand of the Eurodollar system.

New Money

It didn’t stop with the delinking from gold. Over the decades that followed, the Eurodollar system continued to grow in accordance with global commerce. This was especially in support of the emergent computer and software industry and the foreign mining operations that supplied it.  

U.S. foreign policy in the 1980s brought the Arab world deeper into the international banking community. And the development of East Asia, especially Japan and later China, offered new opportunities for Eurodollar expansion as well.

Importantly, the Eurodollar system did not just grow in terms of its nominal size or its prevalence throughout the world. It also grew qualitatively. Whereas earlier-generation Eurodollars may have been certificates of deposit or other more rudimentary assets, the Eurodollar system in the 1980s started making creative use of more sophisticated instruments, such as interest rate swaps, repurchase agreements, mortgage bonds, and forward contracts; instruments less known to the public. These instruments were all used to perform monetary functions without being recognized as money.  

The end effect was that banks could become bigger, make more loans into the real economy and support more productivity. Money creation on a tremendous scale enabled by this web of interbank finance.

And how did the Federal Reserve handle this expansion of money? They had some awareness of it. In 1996, sitting Federal Reserve Chairman Alan Greenspan gave his famous “irrational exuberance” speech, in which he insinuated that stock market strength may have partially been attributable to more than just fundamental factors.

He elaborated on this concern in June 2000 with his mention of the “proliferation of products.”

The problem is that we cannot extract from our statistical database what is true money conceptually, either in the transactions mode or the store-of-value mode. One of the reasons, obviously, is that the proliferation of products has been so extraordinary that the true underlying mix of money in our money and near-money data is continuously changing. As a consequence, while of necessity it must be the case at the end of the day that inflation has to be a monetary phenomenon, a decision to base policy on measures of money presupposes that we can locate money. And that has become an increasingly dubious proposition.

Alan Greenspan

Here, Greenspan all but admits to the public that not only can the Federal Reserve not control money, but also that they’re not even able to confidently measure it. To the astute observer, this should’ve been quite worrying.

Don’t Look Down

So what did this mean for the financial system going into the 21st century? It meant that it had organized itself using these Eurodollar instruments to enable money to be moved more quickly to where it could be put to productive use, and that commercial banks used this decentralized matrix of assets to facilitate more lending.

This profusion of credit continued until it finally reached its crescendo in 2007. It was the year when the Eurodollar system started to falter. It then did something it hadn’t done since its creation: It assessed its risk.

And when it assessed its risk, it decided that, not only couldn’t it continue its growth, but also it had grown too big. It wanted to go in reverse. The instruments that had been transmitting liquidity through the system started to transmit risk exposure instead.  As efficiently as it used to create money, the Eurodollar system started to create hazards.

We all know this reversal event and its fallout as the Global Financial Crisis. And Eurodollars explain what made it global. It was because American mortgages funded multiple layers of Eurodollar finance—so much so that when they became just a little bit risky, the entire system attached to it began to seize.  

It’s not as well known, but the first bank to run into trouble at the time was not Bear Stearns in 2008, but a French bank by the name of BNP Paribas in the summer of 2007. And not in U.S. mortgages or mortgage bonds, but in one of its money market funds, of all things.

The Eurodollar system had gone as far as it dared. Instead of writing new loans, it began calling old loans. Instead of creating monetary assets, it began to hoard them.

A Monetary Phenomenon

Fifteen years later, the global economy limps along from crisis to crisis. Interest rates remain low, reflecting a lack of opportunity in the real economy. Banks are awash with reserves and nobody to lend them to, even as interest rates have been at historic lows.

For 15 years, no government has had a good answer. Central banks have gone full bore on stimulus, but just can’t seem to spur growth. They try the same policies, and we hear the same stories.

But in 2024, nobody thinks to ask: “What if the Federal Reserve doesn’t really control money?” What if the Eurodollar system had already created all the money the global economy needed? And what if it’s just been in a slow, painful contraction since 2007? What if we got it wrong?

What do you think? I welcome your comments below.

Ready to succeed in real estate investing? Create a free BiggerPockets account to learn about investment strategies; ask questions and get answers from our community of +2 million members; connect with investor-friendly agents; and so much more.

Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.



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After a year of challenge in the reverse mortgage industry, the major lenders in the industry look a bit different for calendar year 2023 when compared with recent years past. Reduced volume, a challenging mortgage rate environment and industry consolidation has contributed to some of the broader changes.

Here are the top 10 Federal Housing Administration (FHA)-approved lenders in the reverse mortgage industry for the calendar year 2023, based on data compiled by Reverse Market Insight (RMI).

RankCompany in 2023Company in 2022Rank Change
1Finance of America ReverseAAGFAR +3
2Mutual of OmahaMutual of OmahaHold
3Longbridge FinancialLongbridge FinancialHold
4Liberty Reverse MortgageFinance of America ReverseLiberty +2
5FairwayRMFFairway +2
6Open MortgageLiberty Reverse MortgageOpen +2
7Goodlife Home LoansFairwayGoodlife +6
8Guild MortgageOpen Mortgage
9Cherry Creek MortgagePremium Security/HomecisionCherry +1
10HighTechLendingCherry Creek MortgageHighTech +2

Consolidation was the name of the game

Finance of America Reverse (FAR) initially announced its intent to acquire industry-leading reverse mortgage lender American Advisors Group (AAG) in December 2022, and the deal closed early last year.

For the rankings, this allowed the FAR and AAG entities to be combined, as the new parent company consolidated its corporate infrastructure to onboard AAG personnel and processes, which the company later said in Q2 2023 had impacted its financial performance.

Mutual of Omaha Mortgage maintained its position in the no. 2 slot on the leaderboard, and is interestingly the only company within the top 10 to grow its FHA-backed Home Equity Conversion Mortgage (HECM) volume when compared to all other companies within the top 10 threshold, based on RMI data encompassing FHA-approved lenders. Mutual of Omaha saw its HECM volume grow 8% over year-end 2022 levels and saw its market share more than double to 20.4%.

All other top 10 companies endured volume losses between 31% and 62%, with the latter applying to Austin, Texas-based Open Mortgage. That company also announced its exit from the reverse mortgage business at the end of 2023, with CEO Scott Gordon citing lower origination volumes combined with lower closing pull-through rates as the primary reasons for the decision.

Other industry professionals lamented the company’s exit, especially given its long-time top 10 leadership position in the space.

Guild Mortgage found its way onto the top 10 in 2023 due to its acquisition of Cherry Creek Mortgage early in the year, with both companies having a high enough volume level to effectively earn two separate slots on RMI’s leaderboard.

Looking ahead

Industry professionals in different capacities who spoke to RMD at the end of 2023 will be keeping a close eye on performance metrics and lender activities to see how the business will continue into the new year. RMI President John Lunde cited Mutual of Omaha as a company to watch.

“It will be fascinating to see how the lender changes evolve the industry,” Lunde told RMD in December. “It’s clear at this point that Mutual of Omaha has been more successful in adapting this year to the changing environment, which makes perfect sense given their brand, distribution, and existing customer base.”

Companies in the space will need to take advantage of their strengths to either maintain or grow market share, which applies to newer entries in the space we saw during 2023.

“What we see as most impactful looking forward is how additional companies enter the space that share some of those same advantages and help evolve the perception of the product and industry,” Lunde added.

Some companies have also entered the reverse mortgage business, including PrimeLending, while prominent forward lender Guaranteed Rate announced it would be expanding its reverse mortgage presence. Marketing personnel at loanDepot also explained to RMD in 2023 the renewed opportunities they see in the reverse mortgage space.



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Customer intelligence and mortgage tech firm Polly named Troy Coggiola as its chief operating officer amid the company’s effort to scale.

Coggiola will be responsible for Polly’s product, implementation, support and design teams, working toward seamless cross-organization collaboration.

IMG_7281

He has more than 25 years of mortgage technology and enterprise software experience with his latest stint being chief product officer at Accela, a government tech provider.

Prior to Accela, Coggiola spent 12 years leading product and technology initiatives at ICE Mortgage Technology, which was then Ellie Mae Inc. before it was acquired by ICE in 2020.

Coggiola’s efforts were focused on developing Ellie Mae to become a software-as-a-service (SaaS) provider from an on-premise solution, rounding out his time there as SVP of product management.

“Mortgage capital market operations are ripe for innovation. For years, we’ve seen products and organizations serve this space from opposite ends of the spectrum,” said Coggiola. 

Polly’s “client-centricity” attracted him to the business, he noted.

“They have a robust, open line of communication with their customer partners, and that partnership drives strategic product investment decisions. I am excited by the opportunity to lead and align product creation through customer implementation and ongoing support, ensuring sustained customer focus as we collectively move the industry forward.”

Polly’s appointment of Coggiola as COO follows a string of notable leadership hires over the past two years. 

Parvesh Sahi, former senior vice president of business and client development for ICE Mortgage Technology, joined the company as chief revenue officer (CRO) in 2023.

In 2022, Andrew Bon Salle, former executive vice president of single-family business at Fannie Mae, as well as Jonathan Corr, former president and CEO of Ellie Mae, joined Polly’s board of directors. 

Founded in 2019 by technology and mortgage professionals, Polly is a San Francisco, California-based provider of mortgage capital markets technology for banks, credit unions, and mortgage lenders nationwide.

In its latest move to drum up business for lenders, Polly’s partnership with MeridianLink, a loan origination software system provider, enabled loan officers to add MeridianLink Mortgage loan pipeline data directly into Polly’s product and pricing engine in real-time, and vice versa.



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Could 2024 be the worst year ever for real estate wire fraud?

As home purchases declined in 2023, fraudsters have increased the sophistication and tenacity of their tactics, preparing for the next wave of transactions. Throughout the year there was a noticeable rise in seller impersonation attempts and attacks targeting homebuyers.

In Q4, some of the largest companies in the industry were taken down by cyber syndicates. With newly tested fraud tactics, a treasure trove of Personal Identifiable Information (PII) and the support of AI, fraudsters are better positioned than ever to wreak havoc on the housing industry.

First-time buyers are particularly at risk, especially if their real estate firms are unable to protect against the types of threats that have become commonplace. As an industry, we have a window of opportunity to update our processes and invest in technology that will ensure 2024 is known for a market rebound, and not a banner year for fraud.

We have already witnessed a notable increase in the breadth and sophistication of fraud attempts targeting every aspect of the real estate industry. Things are potentially about to get much worse. From fake listings to advanced phishing schemes to wire fraud, the real estate industry is under attack. In the last six months, over half of real estate professionals have encountered a seller impersonation attempt. These attacks are not isolated incidents — in fact, they are part of a larger trend.

There are three distinct trends that, when combined, create a perfect storm that could make 2024 the worst year in history for real estate fraud.

The downstream effects of cyber theft and data breaches

In the aftermath of 2023’s high-profile cyber attacks on industry leaders, fraudsters now have an endless trove of PII at their fingertips. As we’ve seen in other industries, this data is traded on the Dark Web to improve the efficacy of their attacks. When added to information that is already publicly available — ownership records, tax records, past listing history and transaction records — the downstream impacts will be quickly felt as fraud operators combine data from multiple sources to boost the efficacy of their attacks.

The widespread adoption of AI

In the hands of fraud operators, AI is a formidable weapon for conducting attacks of all kinds. The lightspeed development of new tools, language models and raw computing power allows fraudsters to quickly ingest and weaponize data into sophisticated fraud attacks. This represents greater challenges to our industry’s ability to protect clients. Fraud operators are now using AI tools to identify likely targets using PII stolen on the Dark Web, create realistic fake identities, ownership documents and payoff instructions, use deep fakes for impersonations and deploy large-scale phishing scams to gain access to sensitive systems that they can then use to their advantage.

An increase in transaction volume

Fannie Mae forecasts mortgage rates will decrease from 7.4% to 7.1% in Q1 2024. This will lead to an increase in transaction volume fueled by buyers who have been on the sidelines and — when rates drop low enough — a jump in mortgage refinancing. This follows headcount reductions over the past few years, and many companies from title to lending may not be well-staffed to accommodate a rapid increase in volumes.

Complicating the picture even more is that many transactions now occur without even a single face-to-face meeting. It’s not uncommon for everything to happen virtually which, while a convenience (and preference) for many, also opens the door for fraudsters. And there’s more money at risk in these transactions than ever before: Redfin recently reported that one in three home purchases in the U.S. is made using all cash — the highest percentage in nearly a decade.

Fraud operators tailor their attacks to each industry’s vulnerabilities. Real estate has been under attack for several years, with cybercriminals leveraging compromised data and publicly available information. The threat could be greater than ever, as underprepared companies grapple with increased risks combined with growing transaction volumes. These trends pose an ominous outlook for 2024, underscoring the need for heightened vigilance and action to ensure that the market rebound doesn’t become a breeding ground for fraud that threatens the entire industry.

Tyler Adams is CEO and cofounder of CertifID.



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Housing inventory, new listing data and mortgage rates are all rising, but the price cut data percentages are falling. Traditionally at this time of year purchase apps rise and the number of price cuts fall. However, at the current trend, we will break below the lows in the price cut percentage data that we saw in 2023 in the spring of this year.

I will watch for rising mortgage rates to see if they change the weekly data. So far, higher mortgage rates haven’t changed the data yet.

Weekly housing inventory data

Here is a look at the first week of the year:

  • Weekly inventory change (Jan. 12-19): Inventory rose from 505,223 to 506,414
  • Same week last year (Jan. 13-20): Inventory fell from 473,406 to 472,852
  • The inventory bottom for 2022 was 240,194
  • The inventory peak for 2023 is 569,898
  • For context, active listings for this week in 2015 were 933,746

Yes, the inventory growth rate slowed weekly, but I will take it! I have been waiting for years for a standard inventory data line to start the year, and so far that’s what I’m seeing. Traditionally, the weekly inventory bottoms out in January or February and rises into the spring. The bottom has been in March and April in the past few years. So far, so good in 2024.

New listings data

While new listings data isn’t growing in significant terms year over year — sorry, silver tsunami crowd — it is showing growth year over year. Most sellers are buyers, and new listing data decreased after rates increased in 2022. So, we are working our way back to normal, and lthough we still have a way to go, but I am happy with this. I talked about this very topic on CNBC a few days ago. 

New listings data last week over the past several years:

  • 2024: 44,244
  • 2023: 42,765
  • 2022: 42,620

Price cut percentage

Every year, one-third of all homes take a price cut before selling — nothing abnormal about that. However, this data line accelerates when mortgage rates rise and demand gets hit harder. A perfect example was in 2022: when housing inventory rose faster, the percentage of price cuts rose faster, as home sales crashed. That increase matched the slope of the inventory increase, and people needed to cut prices to sell their homes.

This is not what we’re seeing now, as home sales aren’t crashing like they did in 2022. Sales aren’t growing much, but they’re not crashing as they did in 2022, so we track this data line religiously weekly to get clues, especially with the movement of mortgage rates 

This is the price-cut percentage for the same week over the last few years:

  • 2024 31.4%
  • 2023 34.7%
  • 2022 20.6%

Purchase application data

So, the 2024 spring season officially started last week and purchase apps were positive 9% week to week. I believe tracking this data line when mortgage rates are rising is always vital. Of course, we aren’t talking about 8% mortgage rates anymore, but mortgage rates have risen from the recent lows.  So far no damage to the data line yet. We have had a positive trend streak since rates have fallen. I exclude all the holiday weeks and the first week of the year, so we have had seven weeks of positive trend and year-to-data we’ve had one positive print.

We just had the existing home sales report that showed a month-to-month decline. One thing to always remember about purchase application data: it looks out 30-90 days before it hits the sales data, so the December report was too soon to account for the full effect of lower mortgage rates and rising application data.

Also, remember we are working from deficient demand levels, so take the bounce in that context. This isn’t like the COVID-19 recovery, which was fast and had a big volume. 

Mortgage rates and the 10-year yield

The 10-year yield is the key for housing in 2024. In my 2024 forecast, I have the 10-year yield range between 3.21%-4.25%, with a critical line in the sand at 3.37%. If the economic data stays firm, we shouldn’t break below 3.21%, but if the labor data gets weaker, that line in the sand — which I call the Gandalf line, as in “you shall not pass” — will be tested. This 10-year yield range means mortgage rates between 5.75%-7.25%. This assumes spreads are still bad.

Mortgage rates and the 10-year yield both rose last week. Mortgage rates started the week at 6.77% and finished the week at 6.92%. The 10-year yield started the week around 4%, and intraday almost reached 4.20% before heading lower and ending at 4.13%. One positive story in 2024 is that the spreads are getting better this year, and if we get 4.25% on the 10-year yield, we won’t hit 7.25% in mortgage rates.

Last week, we had some excellent labor data from jobless claims. We also had some Fed presidents push back on rate cuts, regarding how many we will have this year. So, always remember that inflation data has fallen noticeably year over year. However, you want to go with labor data over inflation if you’re looking for lower mortgage rates, especially under 6%.

The growth rate on a three- to six-month Core PCE inflation report could be under 2% in the following report. Even with that reality, which the market knows, the 10-year yield today is still above 4%. This looks right to me with a Hawkish Fed and the jobless claims data being low. The closer we get to my critical level of 323,000 on the four-week moving average, the more the bond market will act differently; the headline data just broke under 200,000 again.

Remember, the Fed hasn’t pivoted: they’re less hawkish with their policy because they over-hiked last year and want to take back some of their rate hikes.

The week ahead: Inflation and housing

We have the all-important PCE inflation report coming out Friday, which can show sub 2% PCE inflation data on the three- and six-month averages. We also have new home sales and pending home sales. Pending home sales should show a bounce from the recent report as we will start to filter the positive purchase apps report. If it doesn’t show growth, it should be the last one before it picks up a bit. 



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Do you want to get started in real estate investing but don’t have the funds to purchase an entire property? Fractional real estate investing may be the answer you’re looking for. Fractional investing offers lucrative opportunities to own part of a property rather than an entire one.

Fractional real estate ownership can be affordable for startup investors who want to enter the real estate market. But what is fractional investing? And is this the right investing model for you? 

This article is a comprehensive guide to fractional property investing. You’ll also learn the pros and cons of this investment strategy. You can then decide if it aligns with your financial goals.

What Is Fractional Real Estate Investing?

Fractional real estate investing involves several investors owning a portion of one or more properties. With fractional ownership, you can invest in real estate with lower capital. It’s a strategy to own a portion of one or more properties, giving you partial ownership rights and a share of financial returns.

7 Ways to Invest in Fractional Real Estate

Fractional real estate investing has gained in popularity. Online platforms and real estate marketplaces make it easier to find investment opportunities. You can diversify portfolios and manage investments more easily. Fractional investments also offer liquidity by enabling you to buy and sell fractional shares.

Here are seven fractional ownership models to consider.

1. Create a partnership

Creating a partnership is a common fractional investment model. This method involves individuals pooling resources and skills to purchase an investment property. Each partner contributes resources such as capital and expertise. They also share the risks, responsibilities, and rewards of the investment.

A real estate partnership typically involves creating a limited liability company (LLC) or a limited partnership (LP). Depending on the structure, partners can have an active or passive role. Also, the liabilities of limited partners depend on their involvement and investment. The general partner is responsible for the everyday operations of the investment property.

2. REITs

Investing in real estate investment trusts (REITs) is popular in fractional property investing. These investments give you real estate opportunities without high initial startup costs. REITs also allow you to develop a diversified portfolio across several property types. Buying shares in a REIT can be a good option if you want a passive investment.

How do REITs work? Fractional investors purchase shares or units of a REIT. A team of professionals manages the investment trust. You receive dividends from rental income, interest, or capital gains of the REIT properties. Publicly traded REITs offer liquidity because shares are bought or sold on stock exchanges.

3. Real estate syndication

Real estate syndication is a way to get started in fractional property investing. Syndication involves multiple investors pooling their resources to invest in property. You get the benefits of owning real estate without much capital or expertise in property management.

The syndicate sponsor is the general partner who oversees the investment strategy. Investors contribute capital and take on a passive role. 

The biggest benefits of syndication include:

4. Crowdfunding platforms

Real estate crowdfunding platforms make investing in property markets accessible to more investors. Crowdfunding platforms let you pool capital with other investors to buy shares in real estate projects. You can spread investments across multiple asset classes, property types, and regions.

Crowdfunding platforms are often an affordable entry point for smaller investors. They give you access to real estate investment opportunities. This way, you can build a portfolio and enjoy financial benefits like passive income and property appreciation.

Here are some popular crowdfunding platforms for fractional real estate investing:

  • Ark7: This real estate platform lets you buy shares for as little as $20 and receive regular dividends from rental income. However, Ark7 fees can be higher than other platforms.
  • Arrived: This real estate investing platform is popular for rental properties. Individual investors can start investing from $100. However, you must hold assets for at least five years, which may be too long for short-term investors.
  • Concreit: This crowdfunding model lets you invest in real estate with a minimum investment of $1. It allows non-accredited investors and pays weekly dividends. However, it only pays 5.5% returns and only has one investment option.
  • Fundrise: This real estate investment platform offers access to equity and debt investments. It has a small initial investment—as little as $10. It also invests your balance based on your financial goals. However, quarterly returns are not guaranteed.
  • Lofty: This fractional ownership platform lets you access real estate markets for as little as $50. The platform offers tradable, blockchain-based tokens and pays out regular rental yields. But some investors don’t like dealing with crypto-based tokens.
  • Yieldstreet: If you are looking for alternative investments, this crowdfunding company is a good choice. You can buy shares in various industries, including real estate, legal, and art. However, it’s more suited to accredited investors.

5. Vacation home rentals

Fractional ownership of a vacation property is a way to diversify your portfolio. Buying a portion of a vacation home gives you the benefits of ownership with access to a vacation home. You get access to the property for a specific number of weeks each year.

Fractional ownership of vacation properties shouldn’t be confused with timeshares. When investing, you own a portion of the property’s equity and become a co-owner. Unlike timeshare properties, you can sell your fractional ownership, gift it, or place it in a trust. Additionally, you can stay in your luxury resort vacation home or rent it out when you don’t use it.

6. Tokenized real estate

Real estate tokenization allows for fractionalized property ownership using blockchain technology. Several real estate platforms offer property tokens representing part of an investment property. Investors can purchase property tokens, taking on partial ownership for as much or as little as they can afford.

Benefits of tokenized real estate assets include:

  • Low minimum requirements
  • Better liquidity
  • Access to global markets
  • Investment opportunities for small-scale investors

That said, tokenized real estate investing can be more volatile and suffer from a lack of transparency.

7. Real estate exchange-traded funds (ETFs)

Exchange-traded funds (ETFs) can make investing in fractional ownership properties easier. These funds are typically invested in REITs and traded like stocks and bonds. ETFs aim to replicate performances in a specific real estate index or sector.

Investing in ETFs has diversification benefits. For example, if you invest in several companies that own investment properties, this reduces risk. Additionally, dividend payouts tend to be high, and you benefit from increased liquidity. However, interest rates can affect the performance of ETFs.

Benefits of Fractional Real Estate Investing

Fractional real estate investing can give you easy entry into property markets. With minimal upfront costs, partial ownership of vacation properties can be within your reach.

Here are five benefits of fractional investing:

1. Lower barrier to entry: If you have limited funds, fractionalization lets you enjoy the benefits of property ownership. Purchasing fractional shares is more affordable than buying an entire rental property.

2. Diversified real estate portfolio: It is easier to diversify your investment portfolios by owning fractions of multiple properties. This gives you access to various markets and property types. Additionally, spreading investments across multiple properties reduces risk compared to investing in a single property.

3. Increased liquidity: Online investment platforms generally let you buy and sell fractional shares. This allows you easier access to cash and more flexibility than traditional property investments.

4. Professional management: Fractional ownership eliminates the day-to-day stress of managing rental properties. You don’t need to screen tenants, deal with maintenance issues, or lose rental income from vacancies.

5. Earn passive income: Fractional ownership in rental markets lets you earn regular income from rent payments. Additionally, you benefit from potential property appreciation when the asset is sold.

Risks & Considerations

Like any type of investment, fractional real estate investing has some risks. For example, you have less control over assets and investment strategies. And real estate markets can fluctuate.

Here are some risk considerations before starting in fractional property investing:

  • Housing market risks: Investing in fractional ownership properties is subject to market risks. Factors affecting the performance of real estate investments include:
    • Fluctuations in property values
    • Market demand
    • Rental income
    • Vacancies
    • Economic conditions
  • Lack of control: Fractional real estate ownership means you share control with several other investors. While being a passive investor is attractive to some, it’s not ideal if you want control over decisions. The more stakeholders, the less say you have in property management and investment strategies.
  • Potential conflicts: Partial ownership of properties means you will probably deal with unknown co-owners. This situation can result in conflicts regarding financing, maintenance, and exit strategies.
  • Lower returns: Returns may be lower than traditional real estate investing. Property management and crowdfunding companies can charge fees. Also, you must share returns among multiple investors.
  • Limited exit strategies: Not all investing platforms offer liquidity options, and you may face heavy fees if you want to exit before a certain time. Also, selling fractional shares through secondary markets may have associated costs and complexities.

Who Benefits from Fractional Real Estate Investing?

Buying fractional property ownership may or may not be your best strategy, depending on your financial goals.

Typically, investing in fractional properties suits the following investors:

  • Individual investors with limited capital: You can get started in real estate with limited financial resources.
  • Beginner real estate investors: These investors can enter the real estate market with smaller investments and less experience in property management.
  • Diversify your portfolio: Do you want a diversified portfolio? If so, you can spread investments across different properties and locations.
  • Passive investors: Earn regular income from rental units without stressing about property ownership.
  • Access to luxury properties: Get a foothold in the luxury property market and own part of high-value real estate or a luxury resort vacation home.

Final Thoughts

Fractional real estate investing can be an excellent investment strategy. This is especially true if you want to enter the property market with limited cash. Investing in a portion of an investment property rather than buying the entire property is more affordable. You can benefit from increased liquidity and professional management, and earn passive income through rental payments.

Before venturing into fractional real estate investment, it’s vital to consider your long-term financial goals and risk tolerance. Consider the pros and cons of fractional ownership of properties. That way, you can make informed decisions as you start your journey to build wealth.

Invest passively with syndications

Want to invest in real estate but don’t have the time? No matter your level of experience, real estate syndications provide an avenue to invest in real estate without tenants, toilets, or trash—and this comprehensive guide will teach you how to invest in these opportunities the right way.

Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.



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Today, we saw existing home sales slip a bit month to month, which isn’t surprising to me as purchase application data started its positive run in November. That data line typically looks out 30-90 days for sales — it doesn’t move as fast as some people think. Since making some holiday adjustments, we have seen a seven-week positive trend in purchase apps since November. 

Today, we need context for the growth we’ll see in existing home sales in 2024. We are working in the third calendar year of great recession lows in demand, with a population of over 335 million and over 157 million people working. I always stress this because of my core belief that it’s rare in America to have existing home sales trend below 4 million after 1996. It happened in 2008 and then didn’t happen again until 2023.

We don’t have any data that shows sales are crashing from this low level: this is key when looking at the future because it does give us a place to grow sales as long as mortgage rates fall.

From NAR: Existing-home sales waned 1.0% in December to a seasonally adjusted annual rate of 3.78 million. Sales faded 6.2% from the previous year. The median existing-home sales price rose 4.4% from December 2022 to $382,600 – the sixth consecutive month of year-over-year price increases.

Below are charts with today’s report and the trend. Remember, with median sales prices and inventory, it’s very seasonal.

Something notable about this report: Total active listings as the NAR tracks them almost broke under 1 million again. However, remember, the dive in inventory is normal at this time of the year. Our housing market tracker counts weekly active single-family listings, those homes that aren’t in the contract, and the raw available number of homes for sale. This is why the Altos Research numbers we cite are always smaller than the NAR numbers, which accounts for all home types and those in contract. Our tracker articles have a lot more details about the current weekly market and we publish those each Saturday.

From NAR: The median existing-home price for all housing types in December was $382,600, an increase of 4.4% from December 2022 ($366,500). All four U.S. regions posted price increases. 

One thing about the median sales price index is that it’s showing hotter month-to-month price growth in the last few months of the year. This sounds odd to people because mortgage rates went all the way to 8%, and price growth was picking up. Just remember, the year-over-year comps were very easy because home prices were declining in the second half of 2022, so we have easier comps to work from.

From NAR: First-time buyers were responsible for 29% of sales in December; Individual investors purchased 16% of homes; All-cash sales accounted for 29% of transactions; Distressed sales represented 2% of sales; Properties typically remained on the market for 29 days.

My entire theme around the savagely unhealthy housing market is based on the premise of too many people chasing too few homes. Whenever the days on the market fall to a teenager level, nothing good happens in housing. The days on the market are also very seasonal, and even though we got close at 29, I had hoped we would be 30 days plus by now.

However, we will soon be extending the months where we see the seasonal decline, so one or two more reports will be needed to get my 30-day wish. To give you all some perspective, this data line dropped all the way to 14 days in the crazy period of COVID-19, while back in 2011, it was 105 days.

Yesterday on CNBC, I talked about the state of the housing market and how important it was that the builders’ confidence data was rising because that keeps construction workers employed and building homes. This is related to the fact that even though the apartment boom is over, single-family permits are still rising. We have a big difference in the data on single-family permits and 5-unit permits. I call it an alligator chart opening its mouth, see below.

In the CNBC interview, I stressed that we do have one positive on the inventory side of things: we are seeing new listings data growth. This is a positive for housing in 2024 as most sellers are buyers.

Overall, no surprise in the existing home sales report: We will see a demand increase in the following few reports to tie in with the purchase application data. However, the main point of this article is to make sure we all know we are working from the lowest sales levels ever when adjusting to the workforce, and we have good demographics in 2024. With that in mind, be reasonable on the growth levels we have in the future.





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Tennessee-based community bank Patriot Bank agreed to pay $1.9 million to resolve allegations from the Department of Justice (DOJ) that it engaged in redlining discriminatory practices.

The DOJ alleged that from 2015 through at least 2020, Patriot avoided providing mortgage services to majority-Black and Hispanic neighborhoods in Memphis, Tennessee and discouraged people seeking credit in those communities from obtaining home loans.

Over the same six-year period, other banks received nearly 3.5 times as many loan applications compared to Patriot in majority-Black and Hispanic neighborhoods in Memphis, Tennessee according to its complaint filed in the U.S. District Court Western District of Tennessee Western Division in January. 

Even when Patriot generated loan applications from majority-Black and Hispanic areas, the applicants themselves were disproportionately white, prosecutors alleged.

Patriot Bank denied any allegations of redlining.

“Patriot Bank has always acted to serve the home mortgage credit needs in minority neighborhoods, and the bank’s strong record speaks for itself and flatly contradicts any allegation of wrongdoing,” John Smith, president and CEO of Patriot Bank, in a statement.

“We are proud of our record and strongly deny that Patriot Bank ever avoided originating home mortgage loans in Black and Hispanic areas of the Memphis market.” 

The bank claims that Patriot ranked 14th out of 482 lenders in making mortgage loans in minority areas of Memphis in 2021 and 15th out of 534 lenders in 2022. 

Patriot Bank added: “The bank entered into a consent order with the DOJ because the terms of the agreement affirm and adopt the programs and actions that the bank has already been implementing on its own for many years to help meet mortgage credit needs in the communities it serves, including its investment of $1.9 million in reaching and serving communities of color, as the consent order itself states.”

Of the $1.9 million investment Patriot will make, subject to court approval, 

  • At least $1.3 million will go towards loan subsidy fund to increase access to home mortgage, home improvement and home refinance for residents of majority-Black and Hispanic neighborhoods
  • About $375,000 will be allocated for advertising, outreach, consumer financial education and credit counseling focused on majority-Black and Hispanic neighborhoods
  • Some $250,000 will be spent on community partnerships to provide services that increase residential mortgage credit access for residents of those neighborhoods.

In addition, Patriot Bank is required to have at least two mortgage loan officers to serve majority-Black and Hispanic neighborhoods in the Bank’s service area and employ a director of community lending – responsible for development of lending in communities of color. 

“The Justice Department is dedicated to stamping out discriminatory lending practices across this country and we are vigorously committed to holding lenders accountable, no matter their size. This settlement will provide many Memphis families with access to credit that will improve the quality of their lives while opening up opportunities to build intergenerational wealth,” said assistant attorney general Kristen Clarke of the DOJ’s civil rights division.

Mortgage tech platform Modex shows that Patriot Bank produced about $149 million in mortgage loans over the last 12 months through 17 active loan officers and 9 branches.

Patriot Bank is the 11th lender to reach a settlement with the DOJ over redlining discriminatory practices.

In October 2021, the DOJ launched an initiative to combat redlining – a coordinated enforcement effort to address this persistent form of discrimination against communities of color. 

Since 2021, the department has secured more than $109 million in relief for communities of color that have been the victims of lending discrimination across the country.



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